If you are looking to buy in PA, its possible you can qualify for PHA KFIT program that gives you a 5% closing cost forgivable loan.

I create a simple spreadsheet and compare my CoC return and Return on Equity (ROE).

Some have more than $1 million in equity, while others have less.4.

I do have equity built up in my home, but I don't want to be saddled with yet another payment.

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?

I locked a DSCR loan yesterday at 6.385%, 75% LTV.  

Now my investor network as expanded and the best split I have experienced was 65/35 in my favor but I invested 40% of the cash and created over a million in imputed equity before any investor dollar was raised allowing me to originate a bank loan at 87% LTC.

With substantial equity in your Fort Worth rental, a cash-out refinance could free up funds to purchase additional properties.

Raising money is all about marketing and sales (not real estate specific) so either hire marketing agency and read sales books, or hop on some LinkedIn courses on marketing and sales.Not sure the legal structure to use: talk to accountants and attorneys.Need deal flow: talk to brokers and go to a lot of networking events.Lending terms: start calling banks and loan brokers.From there, it is all risk mitigation. 

It can come from a personal investor who will negotiate terms, or potentially a piece of the equity.